In our examination of Dubai Marina and Business Bay, we observe distinct characteristics in the apartment sales over the past year. Dubai Marina saw an average price of AED 2,342 across 3,101 ready sales, yielding approximately 5.7%. Meanwhile, Business Bay averaged AED 2,015 over 2,838 sales with a yield of about 6.6%. Off-plan sales comprised 23% of transactions in Dubai Marina and 63% in Business Bay.
When we delve into bedroom-specific demand, Dubai Marina shows strong interest in 1 Bedroom (1,157) and 2 Bedroom (965) units. In Business Bay, 1 Bedroom (1,118) and Studio (845) units are in demand. Yield-wise, Dubai Marina leads with Studio at 6.2%, followed by 2 Bedroom at 5.9%, and 1 Bedroom at 5.8%. In Business Bay, Studio units yield 7.9%, 1 Bedroom 6.8%, and 2 Bedroom 5.5%.
Off-plan activity added 917 sales in Dubai Marina and 4,874 in Business Bay, with no current rental yield. The off-plan PSF premium is +81% in Dubai Marina and +50% in Business Bay. DLD recorded 1,831 mortgage registrations in Dubai Marina and 2,027 in Business Bay. For an illustrative 80% LTV over 25 years, the monthly payment on a ready 1-bedroom averages AED 8,018 in Dubai Marina (AED 1,850,000) and AED 6,484 in Business Bay (AED 1,496,000).
Two distinct buyer profiles emerge: those seeking immediate rental income might focus on Dubai Marina with its overall yield of 5.7% or Business Bay at 6.6%, considering the strong yields in Studios and 1 Bedrooms. Conversely, buyers interested in future handovers may lean towards Business Bay, where off-plan activity is more prominent at 63% compared to 23% in Dubai Marina, despite the PSF premium.
Side by side
| Dubai Marina | Business Bay | |
|---|---|---|
| Ready apartments (12m) | 3,101 | 2,838 |
| Average ready price | AED 3,004,000 | AED 2,004,000 |
| Ready PSF | AED 2,342 | AED 2,015 |
| Gross yield (ready) | 5.7% | 6.6% |
| Off-plan apartments | 917 | 4,874 |
| Off-plan share | 23% | 63% |
| Average off-plan price | AED 7,482,000 | AED 3,025,000 |
| Off-plan PSF | AED 4,235 | AED 3,030 |
| Off-plan PSF vs ready | +81% | +50% |
| Mortgage registrations | 1,831 | 2,027 |
Apartment sales (studio–6 bedroom and penthouse) from Dubai Land Department · 12 complete months to August 2026. PSF is sale price ÷ internal area. Mortgage registrations are a separate DLD series (new charge plus refinance), not the cash-versus-loan share of the sales above. Yield is indicative gross rent ÷ ready price.
Ready sales by bedroom
| Dubai Marina | Business Bay | |||||
|---|---|---|---|---|---|---|
| Unit type | Sales | Avg price | Avg PSF | Sales | Avg price | Avg PSF |
| Studio | 371 | AED 1,159,000 | AED 3,092 | 845 | AED 945,000 | AED 2,116 |
| 1 Bedroom | 1,157 | AED 1,850,000 | AED 2,139 | 1,118 | AED 1,496,000 | AED 1,821 |
| 2 Bedroom | 965 | AED 3,146,000 | AED 2,280 | 667 | AED 2,489,000 | AED 1,898 |
| 3 Bedroom | 473 | AED 5,255,000 | AED 2,454 | 165 | AED 5,317,000 | AED 2,296 |
| 4 Bedroom | 108 | AED 7,930,000 | AED 2,255 | 34 | AED 10,941,000 | AED 2,194 |
| 5 Bedroom | 9 | AED 28,962,000 | AED 4,140 | 6 | AED 41,778,000 | AED 3,168 |
| 6 Bedroom | — | — | — | 2 | AED 27,049,000 | AED 2,763 |
| Penthouse | 18 | AED 5,890,000 | AED 2,082 | 1 | AED 2,500,000 | AED 1,573 |
Ready gross yield by bedroom
| Unit type | Dubai Marina | Business Bay |
|---|---|---|
| Studio | 6.2% | 7.9% |
| 1 Bedroom | 5.8% | 6.8% |
| 2 Bedroom | 5.9% | 5.5% |
| 3 Bedroom | 4.8% | 3.7% |
| 4 Bedroom | 5.0% | 3.2% |
Indicative gross yield: 12-month average annual rent ÷ ready sale price. Bedrooms with fewer than 20 ready sales on both sides are omitted. Outside the 2–12% quality band we show —. Off-plan has no current rental yield.
Off-plan sales by bedroom
| Dubai Marina | Business Bay | |||||
|---|---|---|---|---|---|---|
| Unit type | Sales | Avg price | Avg PSF | Sales | Avg price | Avg PSF |
| Studio | 69 | AED 1,288,000 | AED 3,755 | 1,435 | AED 1,263,000 | AED 2,800 |
| 1 Bedroom | 272 | AED 3,383,000 | AED 3,600 | 2,061 | AED 2,307,000 | AED 2,714 |
| 2 Bedroom | 347 | AED 7,132,000 | AED 4,154 | 1,088 | AED 4,076,000 | AED 2,823 |
| 3 Bedroom | 165 | AED 11,707,000 | AED 4,547 | 238 | AED 8,550,000 | AED 3,533 |
| 4 Bedroom | 56 | AED 20,021,000 | AED 4,375 | 39 | AED 16,131,000 | AED 3,813 |
| 5 Bedroom | 8 | AED 40,468,000 | AED 5,073 | 4 | AED 81,877,000 | AED 6,729 |
| 6 Bedroom | — | — | — | 8 | AED 93,136,000 | AED 7,380 |
| Penthouse | — | — | — | 1 | AED 4,000,000 | AED 997 |
Villa sales
| Dubai Marina | Business Bay | |
|---|---|---|
| Villa sales | 3 | 0 |
Shown only where DLD recorded villa sales in the window.
Ready mortgage registrations by bedroom
| Unit type | Dubai Marina | Business Bay |
|---|---|---|
| Studio | 65 | 220 |
| 1 Bedroom | 572 | 655 |
| 2 Bedroom | 662 | 466 |
| 3 Bedroom | 356 | 220 |
| 4 Bedroom | 76 | 36 |
| 5 Bedroom | 9 | 2 |
| 6 Bedroom | 0 | 2 |
| Penthouse | 9 | 1 |
Ready apartment mortgage registrations in the same window. A bedroom can show more registrations than sales (refinance of older stock).
Example: a 1-bedroom on a mortgage
On the average ready 1-bedroom — Dubai Marina AED 1,850,000, Business Bay AED 1,496,000 — a 80% mortgage over 25 years at an illustrative 4.25% rate is about AED 8,018 per month in Dubai Marina and AED 6,484 in Business Bay. This is not a quote. Your rate and instalment depend on your file and lender.
Ready vs off-plan mix
Share of apartment sales · 12 complete months to August 2026. Off-plan has no current rental yield.
Ready sales by bedroom
Ready apartment sales · 12 complete months to August 2026.
Ready gross yield by bedroom
Indicative gross yield (annual rent ÷ ready price) · as of August 2026. Thin bedrooms omitted.
Ready sales vs mortgage registrations
Each point is a bedroom · 12 complete months to August 2026. Registrations are a separate DLD series (new charge plus refinance).
What this means for your mortgage
We see no clear winner in terms of ready volume, but the mix and off-plan premium are crucial. Business Bay has a higher off-plan share at 63% compared to 23% in Dubai Marina, with buyers paying a PSF premium of +81% in Dubai Marina and +50% in Business Bay. For those seeking immediate income, the focus should be on the ready bedrooms with strong yields (Dubai Marina: Studio 6.2%, 2 Bedroom 5.9%, 1 Bedroom 5.8%; Business Bay: Studio 7.9%, 1 Bedroom 6.8%, 2 Bedroom 5.5%). For future handover prospects, it's essential to assess the file using our mortgage eligibility calculator rather than relying on current rent. Consider starting with a TruValue valuation (AED 599; AED 299 with partner coupon). See also TruValue valuation.
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